The Clearwater
BEDOK RESERVOIR VIEW · D16
Median PSF · 12m
S$1,410
Median price · 12m
S$1.90M
Latest sale
S$2.05M
Jul 2026
1-year change
+6.6%
Sales · 12m
9
69 all time
Gross yield
4.72%
34 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +38.3%
- Annualised
- +7.1%
- Transactions
- 69
- 1 year
- +6.6%
- 3 years p.a.
- +5.6%
- 5 years p.a.
- —
- Median size
- 1,356 sqft
Against the neighbourhood
How it compares within D16
Bedok, Upper East Coast, Eastwood, Kew Drive. All figures are medians over the last 12 months for private homes in this district.
| Measure | The Clearwater | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$1,410 | S$1,517 | -7.1% |
| Median price | S$1.90M | S$1.60M | +18.4% |
| Gross rental yield | 4.72% | 4.08% | +0.6 pts |
| 1-year price change | +6.6% | -1.3% | +7.9 pts |
This development trades about 7% below the D16 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,700
Contracts · 12m
34
Implied annual rent
S$56K
Gross yield
4.72%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 23 | S$5,000 |
| 1 bedroom | 6 | S$3,050 |
| 2 bedroom | 5 | S$4,000 |
Investment analysis
Investment score 78 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
78/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Rental yieldweight 20%93
Gross yield against every other development in its segment.
- Locationweight 15%92
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok Reservoir MRT at 250 m.
- Liquidityweight 15%91
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%74
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%59
How its median price per square foot compares with its own district.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Bedok Reservoir MRT250 m
- Tampines West MRT930 m
- Bedok MRT1.7 km
- Tanah Merah MRT1.7 km
Schools within 2 km
- Bedok Green Secondary Schoolsecondary (s1-s5)360 m
- Red Swastika Schoolprimary500 m
- Yu Neng Primary Schoolprimary540 m
- St. Anthony'S Canossian Primary Schoolprimary760 m
- St. Anthony'S Canossian Secondary Schoolsecondary (s1-s5)840 m
- Damai Secondary Schoolsecondary (s1-s5)890 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.6 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | Condominium | S$2,050,000 | 1,389 sqft | S$1,476 | 11-15 | 69 yr 6 mo |
| May 2026 | Condominium | S$1,950,000 | 1,453 sqft | S$1,342 | 01-05 | 69 yr 8 mo |
| May 2026 | Condominium | S$1,860,000 | 1,227 sqft | S$1,516 | 11-15 | 69 yr 8 mo |
| Feb 2026 | Condominium | S$1,740,000 | 1,227 sqft | S$1,418 | 06-10 | 69 yr 11 mo |
| Jan 2026 | Condominium | S$1,900,000 | 1,356 sqft | S$1,401 | 06-10 | 70 yrs |
| Nov 2025 | Condominium | S$2,900,000 | 2,443 sqft | S$1,187 | 16-20 | 70 yr 2 mo |
| Nov 2025 | Condominium | S$1,950,000 | 1,367 sqft | S$1,426 | 11-15 | 70 yr 2 mo |
| Nov 2025 | Condominium | S$1,880,000 | 1,356 sqft | S$1,386 | 06-10 | 70 yr 2 mo |
| Oct 2025 | Condominium | S$1,870,000 | 1,335 sqft | S$1,401 | 06-10 | 70 yr 3 mo |
| Sep 2025 | Condominium | S$1,865,000 | 1,378 sqft | S$1,354 | 06-10 | 70 yr 4 mo |
| Jul 2025 | Condominium | S$1,230,000 | 947 sqft | S$1,299 | 01-05 | 70 yr 6 mo |
| Jun 2025 | Condominium | S$1,880,000 | 1,335 sqft | S$1,409 | 06-10 | 70 yr 7 mo |
| May 2025 | Condominium | S$1,838,800 | 1,389 sqft | S$1,324 | 11-15 | 70 yr 8 mo |
| Jan 2025 | Condominium | S$1,580,000 | 1,195 sqft | S$1,322 | 11-15 | 71 yrs |
| Jan 2025 | Condominium | S$1,260,000 | 980 sqft | S$1,286 | 06-10 | 71 yrs |
| Dec 2024 | Condominium | S$1,820,000 | 1,378 sqft | S$1,321 | 01-05 | 71 yr 1 mo |
| Oct 2024 | Condominium | S$2,730,000 | 2,486 sqft | S$1,098 | 11-15 | 71 yr 3 mo |
| Aug 2024 | Condominium | S$1,158,000 | 947 sqft | S$1,223 | 06-10 | 71 yr 5 mo |
| Jul 2024 | Condominium | S$1,860,000 | 1,453 sqft | S$1,280 | 01-05 | 71 yr 6 mo |
| Jul 2024 | Condominium | S$1,286,000 | 980 sqft | S$1,313 | 06-10 | 71 yr 6 mo |
| Jun 2024 | Condominium | S$1,780,888 | 1,356 sqft | S$1,313 | 11-15 | 71 yr 7 mo |
| May 2024 | Condominium | S$1,730,000 | 1,410 sqft | S$1,227 | 01-05 | 71 yr 8 mo |
| May 2024 | Condominium | S$1,725,000 | 1,313 sqft | S$1,314 | 06-10 | 71 yr 8 mo |
| Apr 2024 | Condominium | S$1,100,000 | 947 sqft | S$1,161 | 01-05 | 71 yr 9 mo |
| Mar 2024 | Condominium | S$2,360,000 | 1,905 sqft | S$1,239 | 01-05 | 71 yr 10 mo |
| Mar 2024 | Condominium | S$1,740,000 | 1,378 sqft | S$1,263 | 06-10 | 71 yr 10 mo |
| Feb 2024 | Condominium | S$2,050,000 | 1,916 sqft | S$1,070 | 01-05 | 71 yr 11 mo |
| Feb 2024 | Condominium | S$1,800,000 | 1,378 sqft | S$1,306 | 06-10 | 71 yr 11 mo |
| Jan 2024 | Condominium | S$1,868,000 | 1,453 sqft | S$1,286 | 01-05 | 72 yrs |
| Sep 2023 | Condominium | S$812,800 | 678 sqft | S$1,199 | 01-05 | 72 yr 4 mo |
| Aug 2023 | Condominium | S$1,550,000 | 1,259 sqft | S$1,231 | 06-10 | 72 yr 5 mo |
| Aug 2023 | Condominium | S$1,270,000 | 1,001 sqft | S$1,269 | 11-15 | 72 yr 5 mo |
| Jul 2023 | Condominium | S$1,670,000 | 1,378 sqft | S$1,212 | 01-05 | 72 yr 6 mo |
| Jul 2023 | Condominium | S$1,570,000 | 1,259 sqft | S$1,247 | 01-05 | 72 yr 6 mo |
| Jun 2023 | Condominium | S$1,675,000 | 1,356 sqft | S$1,235 | 06-10 | 72 yr 7 mo |
| Jun 2023 | Condominium | S$1,650,000 | 1,313 sqft | S$1,256 | 11-15 | 72 yr 7 mo |
| Jun 2023 | Condominium | S$810,000 | 678 sqft | S$1,194 | 01-05 | 72 yr 7 mo |
| May 2023 | Condominium | S$1,688,000 | 1,378 sqft | S$1,225 | 01-05 | 72 yr 8 mo |
| Apr 2023 | Condominium | S$1,630,000 | 1,378 sqft | S$1,183 | 01-05 | 72 yr 9 mo |
| Mar 2023 | Condominium | S$1,620,000 | 1,378 sqft | S$1,176 | 06-10 | 72 yr 10 mo |
Showing the 40 most recent of 69 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Aquarius By The Park
S$1,345
+1.7%21 sales4.6% yield
Rivelle Tampines
S$1,934
—558 sales
The Tropica
S$1,321
+2.9%10 sales3.8% yield
Waterview
S$1,502
+1.0%15 sales3.6% yield
Prosper Gardens
S$2,256
—1 sales
Landed Housing Development
S$2,497
—1 sales
Peakview Estate
S$2,866
+57.8%2 sales1.6% yield
Tanamera Crest
S$1,166
+0.4%7 sales4.3% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.